What to Expect During a Home Inspection – A Cape Cod Buyer’s Guide

A home inspection is one of the most important steps in the home-buying process – and one of the least understood. For many buyers, especially in a second-home market like Cape Cod, inspection day can feel long, unfamiliar, and even a little overwhelming.

Understanding what happens during a home inspection – and how to prepare for both the inspection itself and the report that follows – can make the experience far more productive and far less stressful.

How Long Does a Home Inspection Take?

Most home inspections take approximately 3–4 hours, depending on the size, age, and complexity of the home. Larger properties or older homes may take longer.

While that may sound lengthy, inspections naturally include periods of hands-on discussion as well as quieter stretches where the inspector is working independently.

How a Home Inspection Typically Unfolds

Exterior Inspection

Inspectors usually begin outside, evaluating the home’s exterior components, including siding, trim, windows, doors, gutters, roofing, and drainage. As they move through the exterior, they take notes and photographs to document conditions.

Buyers are welcome to join the inspector during this phase, although many inspectors prefer to work solo initially and then review findings afterward.

Documentation Time

After completing the exterior portion, inspectors typically spend 15–20 minutes entering notes and uploading photos to their reporting system before transitioning indoors.

Interior Inspection

Inside the home, the inspector follows a similar process – room by room – evaluating systems, finishes, and accessible components while documenting observations along the way.

Who Attends the Home Inspection?

The buyer: Buyers are encouraged to attend whenever possible. This is your first extended opportunity to spend time in the home and ask detailed questions. In a second-home market, attendance isn’t always logistically possible, and that’s okay. Many inspectors are happy to provide a FaceTime or video summary at the end of the inspection.

Your real estate agent: Your agent will be present throughout the inspection and can help interpret findings in context.

The listing agent: The listing agent may be on-site. Because the inspection is private to the buyer, any conversations with the inspector regarding findings take place privately, with appropriate space given for discussion.

How to Use Inspection Downtime Productively

Inspections include moments of active engagement and periods of waiting. For many buyers, it’s the first opportunity to experience the house without distractions, making it a valuable chance to really get to know it. Here are some ways to make good use of that time:

• Prepare a list of questions about the home ahead of time

• FaceTime a family member or friend who hasn’t yet seen the property (bring a phone charger)

• Take room measurements to confirm furniture placement (bring a tape measure)

• Think about paint colors, window treatments, and lighting (bring paint swatches)

• Observe natural light, airflow, and sound levels

• Walk the grounds to assess privacy, sun exposure, and outdoor living areas

• Check storage areas such as closets, basements, or garages

• Bring a snack or water – inspections can run longer than expected

• Listen to a podcast or audiobook during quieter stretches

• Take photos for personal reference

• Make notes about what you love about the home

  
  

Inspection day is often when a house truly starts to feel real – and when buyers begin envisioning how they’ll live in the space.

Preparing for the Inspection Report

You’ll typically leave the inspection with a general sense of the home’s condition. The inspector will then prepare a written report and email it to you – usually within 24 hours.

It’s important to set expectations. Inspection reports are intentionally thorough and often run 60–70 pages, complete with close-up photographs and detailed observations. Opening the report can feel daunting, and many buyers feel overwhelmed at first. That reaction is completely normal.

Plan to review the report when you have uninterrupted time to read and digest it thoughtfully.

How to Read a Home Inspection Report

Inspection reports include a wide range of findings, such as:

• Items related to health or safety

• Components that may need repair or replacement

• Maintenance items to address over time

• Observations that are informational rather than urgent

  
  

Not every item flagged is equally significant. Some issues that appear concerning on paper are relatively minor or inexpensive to address, while others may require further evaluation.

This is where reviewing the report with your real estate agent is especially valuable. Your agent can help you prioritize findings, put them into perspective, and determine appropriate next steps.

An Important Perspective

Nearly every home – regardless of age, price point, or how impeccably it has been maintained – will have items flagged during an inspection. This is normal and does not mean there is something “wrong” with the home.

Inspectors are trained to be cautious and comprehensive. Their role is to inform, not alarm.

What a Home Inspector Will Check

During the inspection, inspectors typically:

• Run appliances

• Turn on faucets and showers

• Flush toilets

• Check for visible moisture or water intrusion

• Look for plumbing leaks

• Test electrical outlets and systems

• Evaluate heating, cooling, and ventilation systems

• Observe accessible structural and mechanical components

  
  

What a Home Inspector Cannot Check

It’s equally important to understand the limits of a home inspection:

• Inspectors cannot move furniture or personal belongings

• They cannot open walls or see inside sealed systems

• Inspectors are not structural engineers

• They cannot remove drywall or access concealed areas

  
  

While many inspectors have prior experience in a trade, not all do. In Massachusetts, home inspections must be performed by a licensed home inspector – well-intentioned friends or relatives cannot substitute.

Inspectors are trained, however, to recognize when something appears unusual or concerning and to flag it for further evaluation when appropriate.

Final Thoughts

A home inspection is a tool – not a verdict. Its purpose is to help you understand the home more fully and make informed decisions with clarity and confidence.

With the right expectations and the right guidance, inspection day becomes not something to fear, but an opportunity to learn.

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Sarah Keith | Realtor® at Cape Cod Bliss brokered by eXp Realty Phone: 508-237-4745 | Email: sarah@capecodbliss.com 

Office Address: 60 Munson Meeting Way, Unit J, Chatham, MA 02633

Licensed in Massachusetts: License # 9557311

We are an Equal Housing Opportunity brokerage. Information deemed reliable but not guaranteed.